Renaissance Construction in Dallas, TX

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Tips & Advice

How long does it take to build a house?

The time it takes to build a house varies, with the average time of the construction being 6-7 months from the time the permits are approved. If a customer chooses a personalized production home in a development, the construction phase can take only 4-5 months. Custom homes take longer, for a few reasons: before the permits are approved, the custom design, floor plans and pre-construction process has to be complete, and this alone can take a few months. Getting financing and choosing a contractor can also add time to the process.All home builds can be delayed due to weather, permit and inspection delays, waiting on construction material supplies, and disagreements between homeowner and contractor on design details.

Is it cheaper to build rather than buy a house?

It is not easy to figure out whether it’s cheaper to build a new house rather than buy. Industry reports show that the final price of a new construction home is significantly higher than buying an existing home. However, this isn’t necessarily an accurate side-by-side comparison, since new builds tend to be larger, more energy efficient, and more customized in terms of features and materials. Pre-existing homes will often end up requiring significant repairs, and ongoing upkeep.

What is a general contractor?

A general contractor is a company or individual that oversees an entire construction process and is responsible for pulling permits, liaising with inspectors, hiring subcontractors, working with homeowners and designers, and handling day-to-day oversight on the construction site.

How much does it cost to build a new house?

The cost to build a new house varies widely and is affected by many factors including the market, the specific location, the size of the house, what kinds of materials will be used, and what kinds of special features will go into the house. To get a better idea for price of new homes, start by researching comparable new builds in the area and neighborhood you’re interested in buying. Speak with architects and builders in your area. Also, read local blogs and trade websites. In general, the cost per square foot of a new development is $150.

How do I choose a home builder?

Choose a home builder based on their reputation for quality work, their style (it should match what you want in a home), their price, how busy they are, and how well they listen to and understand your needs. Take lots of time to research and interview. Read plenty of articles and profiles, ask people you trust for their recommendations, and ask your potential builders as many questions as you need to before committing. This is a major decision and above all you should not feel rushed or boxed into a decision.

What are the different types of land surveys?

There are three basic types of land surveys:

Boundary surveys are used to establish and mark the legal boundaries of the lot.

Mortgage surveys are used to pinpoint the parcel’s boundaries, along with the locations of any surrounding buildings or structures. Land surveys can be required by mortgage companies or banks as part of the lending process.

Topographical surveys are used to identify features of the land, natural and man-made, such as trees (who owns or is responsible for), streams, fences and buildings. Topographical surveys might be required by governmental agencies or architects and engineers.

What is a residential surveyor?

A residential surveyor specializes in surveying residential properties. In addition to the standard property boundary identification, residential surveyors can aid in outlining improvements to the property. They can measure and map topographical features, including any easements or service entrances that cross the property and mark areas where other properties may infringe on their true boundaries. These can be especially helpful, even essential, when putting up fences, or doing additions to the house, like adding decks or pools, or deciding who pays for that line-straddling tree that just fell.

What is a land survey for?

Land surveys are used to determine the boundaries of a parcel of land, including the lines and corners of the lot. They can be used to settle disputes with neighbors, determine where fences can be put up, and can be necessary when applying for building permits or mortgage loans.

Is a land survey required during a real estate transaction?

No, a land survey is not required during a real estate transaction. However, any surveys the property owner has had done, or were done prior to their ownership that they have documentation of, must be turned over to the purchasing party. It is not a legal requirement to have a survey done, but the buyer is legally entitled to all documentation of prior surveys. Banks or lenders might require a land survey as part of the mortgage lending process. Chances are the seller of the property already has copy of any previous land surveys. Owners are required to turn any surveys over to buyers, so you don’t necessarily have to have one done.

What kind of education is required to become a land surveyor?

To become a land surveyor, you must first have a bachelor’s degree, ideally in surveying or a related major. After four years of training, candidates must pass the Fundamentals of Surveying and the Principles of Practice exams after completing training to get their license.

I rated our home buying experience as a 5. For 1 reason only. Vicki! She's tremendous and has the understanding and patience of an angel. She made the poor situations in the next paragraph mute. She defines southern hospitality. Now on to the home builders part. We have been unhappy with some quality issues like the mud pit in our back yard, Its apparently a non issues because there isn't more than 2 inches of standing water. That's a $4,500 expense. In addition. Our cabinet staining is an uneven mess. Even after it was redone twice. It's nothing like the sample Vicki showed us. When the redid it, they never removed the clear coat. They stained over the clear coat and everyone is uneven. They look nothing like custom cabinets painted from a cabinet manufacturer. Last but not least there is a gap under the countertop that's exposed. Where they leveled the countertop there's a gap we were unaware of until out 4 year old got her finger stuck in there. Once again. They're hopefully in the process of addressing these issues. Through the process Vicki made up for all of the issues.

I love Creative Construction Concepts in light of the way that they discard the trouble of calling differing legally binding specialists and finding which one is open. They give you the option of rousing specialists to refer to you online which is useful and furthermore reserving the work/assess on the web

This guy is nothing but a scam! I hired him to install a gate. It was a 4 day job that should have been completed by October 31. Several weeks later and nothing has been done. I did some research on him, I wish I would have done this first, and all he does is scam people. He is currently on probation scamming someone else. Since we signed the contract all he has done is give excuses on why the project is still delayed. I made it clear I no longer want him to do the work, I want my money back, never going to happen. Stay far far away from this guy!

Literally stole my money. Paid them for a project, and then they never showed up. Promised a refund, lied saying check was in the mail ... nothing arrived.These people are scumbags and thieves. DO NOT TRUST THEM.

Worst company to do business with. For the same staking job, they sent me an outrageous bill which was 4 times of what I paid before. The reason is, "we spent more time on the job because you're building a more expensive home". The owner is extremely rude and offensive.

Mr. Leonard installed backsplash in my home and was to return to texture and paint a portion of my wall. I paid him because I thought the backsplash was complete. Immediately after he left, I noticed there were gaps around the perimeter where the backsplash was installed. I sent him pictures of the areas in need of repair and he made promises to return but a week later he has failed to do so and he has stopped responding to my calls and text messages. See pictures below. Stay away from him!

If I could give them a zero I would. Elias, is one of the most unresponsive, unprofessional people I've met. I hired him to work on a project and he tried to over charge me triple his original quote. Then I had to follow up numerous times via text, email and calls. I had to visit their office to get a response. Bottom line is he never did anything and wasted over three weeks of my time. I saw him answer phone calls and just blow people off. I hope to see them go out of business so no one has their time or money wasted. Avoid at all costs!!! Their office environment was dirty and run down that should have been the first clue.

Great company that is able to help buyers in need! I needed a survey done in a week on 8 acres of land for a quick close and they were able to rush it through at no extra charge.. HIGHLY RECOMMEND them for your needs.

Did You Know?

There has perhaps never been a better tool for do-it-yourself home handymen than the internet. With detailed instructions and videos explaining how to perform a number of common maintenance and renovation tasks around a house, an untrained homeowner might be surprised at how much he or she can accomplish with a quick search online. But even with all of this information, there are still many jobs that lie far outside the scope of most DIY enthusiasts. General contractors are there to fill in this gap.

A general contractor specializes in seeing a home remodel or repair project through from start to finish. To do this, the contractor works with the client - whether they are a homeowner or business - to nail down the scope of the work. Then he or she will turn to one or more subcontractors for specific tasks, like equipment operation, design, electrical work or whatever else is needed.

In essence, general contractors could be thought of as middlemen between a homeowner or business owner and any number of specialists. To get their money's worth, many assume they should just "cut out the middleman" and hire specialists directly, but this often proves more difficult in practice. General contractors won't be completing an entire project by themselves, but should have a long list of dependable experts who can work together and accomplish any task. They might also serve as the manager on the site of a construction project, overseeing workers and providing guidance and assistance when needed. For larger projects, though, the contractor might only handle administrative matters and employ a foreman or other professional for on-site supervision.

Common Jobs

There are many general contractors who also specialize in certain tasks themselves. There is usually at least one general contractor on hand to organize the construction of an entire home, for example. But general contractors could also help a homeowner add an additional bedroom, build an in-ground pool or complete a major landscaping project. They could also work with a business to add or improve office space, whether that means making more room or converting a commercial building from a nail salon to a restaurant. Basically, if it's a job that involves building or repairing, a general contractor probably knows how to get it done.

No matter what the exact job may be, a contractor will probably need to accomplish several other essential tasks in pursuit of the ultimate goal, which may include:

Understanding and applying for building permits to meet local regulations

Organizing a budget and adhering to it throughout the project

Gathering all the necessary tools and equipment, from hammers and shovels to large excavators and generators

Securing the construction site and equipment after work hours

Working with personnel on-site to address any issues

Keeping records of materials, labor and all other expenses

Licensing

Every general contractor performing any kind of work on a project must be licensed to do so in their state. The guidelines for the specifics on licensing vary from state to state. Some states might only require registration of contractors, which is different from licensing. Registration typically means that there must be a written record of what work is being performed and by whom, but it does not guarantee professional knowledge. Licensing, on the other hand, involves an examination process to assess professional competence.

Whether your state requires licensing or registration of contractors, there should be a record of most professionals willing to complete certain projects in your area. Check your state or county website for more information. In states that require licensing, every licensed contractor's contact information is available online or from another public source.

Not every project needs to be completed by a licensed or registered contractor. If it's just a minor job that won't take more than a day or two, and will cost less than a few hundred dollars, it's likely not necessary to find a licensed or registered contractor. However, anything bigger or more expensive, or a project involving plumbing or electrical work, needs to be completed by a licensed or registered professional.

General contractors also must be covered by an insurance policy. This should include liability coverage for any property damage that could be inflicted in the course of a job. It should also include a worker's compensation policy in case anyone is injured on the job. Before hiring a contractor for anything, ask for written proof of this insurance to see exactly what is covered.

Trade Associations

A number of trade associations for contractors in the U.S. exist. Some of the biggest include:

Associated General Contractors of America: Represents more than 6,500 general contracting firms and more than 9,000 specialty contractors nationwide.

Most trade associations for general contractors will provide references for anyone looking to hire a contractor for a specific project. They may also provide a number of benefits for their members, including assistance with licensing, training, insurance and business development.

Hiring a General Contractor

No matter what you need accomplished, you want to choose a contractor who can get the job done right at a reasonable price. Obviously, this is easier said than done, but there are a few steps you can take to ensure you find a trustworthy general contractor.

Finding general contractors

The first, and perhaps most reliable, way to find a general contractor is to ask friends and family members for a recommendation. If you know anyone who has had major work done on their home, particularly if it's a similar job, ask them who they hired and if they were pleased with the result. You could also ask neighbors about who they've hired if you notice work being done on their house. Many remodeling contractors post signs in front of homes to advertise their services. As a general rule, it's rarely a good idea to hire a contractor who solicits work by going door to door.

If you are considering hiring a contractor without a personal recommendation, ask the contractor for references from past clients, and do as much background research on them as possible. Look for any complaints (or compliments) online to get a better idea of their track record. There are a number of websites specializing in connecting contractors with people or businesses who need work done. These sites may also allow past clients to submit their own reviews of the contractor.

Budget

Before hiring a contractor, make sure you are both in agreement on the project's budget. It's normal for most contractors to charge clients a premium not only for the labor expenses and zoning expertise, but for acquiring the materials as well. Be as clear and concise as possible regarding what you'll be purchasing yourself and what you will be paying the contractor to complete. Homeowners may be able to find a better deal on raw materials when they purchase these directly, but they first need to be sure they aren't buying the wrong things.

Don't forget to discuss how the project will be finalized and what will be done about cleanup. Plans for how the work site will be cleaned at the end of each day as well as at the conclusion of work need to be put in writing. An experienced general contractor should make every effort to keep the workspace clean and prevent dirtying or damaging any other area. Even so, talk with the contractor about the daily schedule, the logistics of transporting workers and equipment, and how cleanup will be handled.

Prioritizing Safety

As previously mentioned, you need to make sure to follow any state and local regulations regarding construction work, which includes hiring a licensed or registered general contractor. Ask the contractor for proof of their certification before signing anything, as well as their proof of insurance. You should also check your homeowners insurance policy to see if they offer coverage for contracted work. You may want to call your insurance provider and ask for more details on what your plan will and won't cover.

Perhaps the best way to feel safe about a contractor and the work being done is to hire a contractor you trust. This is why relying on personal references from friends and family is so important, and will often provide a great deal of peace of mind. If you aren't able to obtain a reference, work to conduct extensive research on the contractor as well as the work you are hiring them to perform. This should bring everyone's expectations into alignment and result in a safe work environment.

Financial safety

Before any money changes hands, there should be a contract to sign. Make sure the specifics of the work to be done and all costs are listed in the contract, right down to the most precise details. If you forget to have something included in the contract after signing it, there's rarely a chance of recourse.

Once the specifics of the job are nailed down, be sure to discuss the payment schedule with the contractor. This is important because paying too much up front offers the homeowner minimal leverage if the quality of work does not meet expectations or contractual specifications. Try to establish a reasonable pay schedule with the contractor, such as paying 10 percent of the total cost for each 10 percent of the work that is completed. It's a good idea to include this payment plan in the contract as well.

Finally, look into getting a lien release signed before work begins. If there is ever a dispute regarding payment over the course of the project, a contractor or subcontractor could place a payment claim, or lien, on your property. This can trigger a long legal process that may be frustrating. To avoid this, ask the contractor to sign a lien release, which is a legal agreement that states that any payment accepted is final. This can come in handy if a contractor has his or her own payment issues with their subcontractors. Signing a lien release form certifies that any payment made by a client to the contractor is enough to pay for any goods or services rendered. A lien dispute could also be prevented by performing due diligence prior to picking a contractor, as any contractor with good credit and a long track record of satisfied clients should have no trouble paying for materials and labor once all contract conditions have been met.

Once work is underway, it's never a bad idea to check up on the progress of the job, either by staying in touch with the contractor over the phone or visiting the site in person. If you work with a trustworthy professional, it's probably best to keep your distance and allow everyone to stay busy. If you want to keep an eye on things, make sure workers wear the right safety gear and that everything looks to be moving along according to schedule. Finally, once work is finished and you are satisfied, be sure to thank your contractor and tell friends or family members about your experience.